This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
2-bedroom, 1-bathroom house of 57 m². Located Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra parish, Santiago do Cacém municipality, Setúbal district. This property includes an already submitted architectural project for a larger 3-bedroom house, allowing immediate development opportunities upon approval.
The valuation. The asking price of €260,000 far exceeds the fair value of €52,990, representing an overvaluation of €207,010 (79.6%). This property is therefore overpriced and not a viable investment opportunity.
Fair value modelled at €52,990 from the area baseline, adjusted for condition and location. Asking €260,000 sits €207,010 (79.6%) above — overpriced versus fair value.
Asking €260,000 versus the Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal area baseline of €120,156 (€2,108/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 28/100 (Condition 18 · Materials 30 · Room dimensions 35). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 43/100 (Housing Market 40 · Amenities 40 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra, Santiago do Cacém, Setúbal
Area baseline €120,156 + condition -€42,305 + location -€2,745 = modelled fair value of €52,990 (€930/m²), a €207,010 (79.6%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · b7c251 | Subject | €260,000 | €4,561 | — | 18 | 43 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · d7a3e2 | Active | €500,000 | €5,319 | 16.6% | — | 49 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 4bbe19 | Active | €160,000 | €2,667 | 41.5% | 60 | 47 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · d7a3dd | Active | €495,500 | €5,216 | 14.3% | 68 | 48 |
| estrada das Cumeadas, 14 | Active | €300,000 | €3,571 | 21.7% | 72 | 45 |
| Median comp | €397,750 | €4,394 | 3.7% | 68 | 48 |
Long-term rental The current listing price of €260,000 significantly exceeds the fair value of €52,990, suggesting the property is overpriced by 79.6%. With a low condition rating of 28/100 and a mediocre neighborhood score of 43/100, long-term rental prospects may be limited despite the gross yield of 5.5%. Family rental At a listing price of €260,000, this property is overpriced compared to its fair value of €52,990, indicating a substantial gap of 79.6%. Families seeking rental options should consider the property's low rating of 28/100 for condition and 43/100 for neighborhood quality, which may not meet their expectations despite the potential gross yield of 5.5%.
[High vacancy risk] With an economic stability score of 35/100 and a tenant stability score of 50/100, there is a significant risk of high vacancy rates due to instability in both the local economy and tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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